1436 N Villere St · New Orleans, LA 70116

$280,000

2 bd · 1.0 ba · 2,466 sqft · Condo public records · 9 Days on market

Built 1920

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic Double Just Minutes from the French Quarter with Significant Upside Potential! <br><br> Opportunity awaits at 1436-1438 N. Villere Street, a classic New Orleans duplex full of original charm and investment potential. Located just blocks from the French Quarter, Marigny, and some of the city's most popular restaurants, music venues, and attractions, this property offers an exceptional chance to renovate and create substantial value. <br><br> Featuring original hardwood floors, soaring ceilings, exposed brick accents, decorative fireplaces, and historic architectural details throughout, this duplex is ready for its next chapter. Whether you're an investor seeking a value-add rental property, a developer looking for your next project, or an owner-occupant interested in living in one unit while generating income from the other, the possibilities are endless. <br><br> With a strong projected after-repair value and growing demand in the surrounding area, this property presents an excellent opportunity for renovation, long-term rental income, short-term rental possibilities where permitted, or resale potential. <br><br> Properties this close to the French Quarter with this much character and upside don't come along often. Bring your vision and unlock the full potential of this New Orleans classic. <br><br> Property sold as-is. Priced below market value to sell. Buyer to verify zoning, use restrictions, and all measurements. <br><br>

Key facts

• 2 unit property
• Brick accents
• 4,543 sq ft lot

Tags

• 2 UNIT PROPERTY
• ORIGINAL HARDWOOD FLOORS
• BRICK ACCENTS
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Financial info: Two-unit property; Unit 1436: approximately 2214 sq ft, 5 beds, 2 full baths, rent $1,405; Unit 1438: approximately 2214 sq ft, 5 beds, 2 full baths, rent $1,400

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story building; Raised foundation
• Construction: Shingle roof
• Exterior features: City lot; Irregular lot

Interior

• Bedrooms: Each unit has 5 bedrooms (both units)
• Bathrooms: Four full bathrooms total (two full bathrooms per unit)
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 8.9% vs local median 4.4% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,272/mo this rent would consume 75% of the median local household income ($52k/yr) (locally 1001% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $205k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.18% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-19,536
• Equity at exit: $41,749

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-6,819
• Equity at exit: $24,209

Cash invested: $78,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,272 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$388 /mo · $4,650/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $546

Break-even live

Break-even rent $2,581

Max offer price $280,000

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	43d	1	0.04mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	2d	1	0.09mi
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	19d	2	0.26mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	43d	1	0.32mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	0.34mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.35mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.35mi
817 Esplanade Ave Unit 1A New Orleans, LA	2.0	2.5	1586	$4,000	$2.52	3d	1	0.43mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1800	$1,650	$0.92	23d	1	0.46mi
1000 Saint Philip St New Orleans, LA	3.0	2.5	2650	$4,800	$1.81	43d	1	0.46mi
839 Dumaine St New Orleans, LA	3.0	4.0	2740	$6,500	$2.37	43d	1	0.56mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.60mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.60mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	0.64mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	43d	1	0.64mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	23d	1	0.67mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$2,165	$1.37	3d	2	0.67mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	43d	1	0.68mi
824 Royal St Unit G New Orleans, LA	2.0	2.0	2080	$3,300	$1.59	43d	1	0.69mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	43d	1	0.72mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$2,610	$1.79	43d	1	0.76mi
627 St Peter New Orleans, LA	2.0	2.5	2174	$5,500	$2.53	23d	1	0.77mi
527 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1687	$3,500	$2.07	43d	1	0.78mi
515 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1644	$3,600	$2.19	44d	1	0.80mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	43d	1	0.82mi
535 Decatur St Unit 3 New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	11d	1	0.91mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,100	$2.06	11d	7	0.94mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	43d	1	0.97mi
324 Chartres St Unit B New Orleans, LA	2.0	2.0	1750	$2,250	$1.29	17d	1	0.99mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$9,602	$9.45	1d	2	0.99mi
124 N Galvez St Unit 1 New Orleans, LA	2.0	2.0	2200	$2,200	$1.00	23d	1	1.03mi
215 Decatur St Unit 405 New Orleans, LA	2.0	2.5	1650	$3,450	$2.09	43d	1	1.07mi
210 Baronne St New Orleans, LA	1.0–2.0	1.0–2.5	1530	$5,000	$3.27	2d	26	1.16mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	23d	1	1.17mi
522 Montegut St New Orleans, LA	1.0–2.0	1.0–2.0	1256	$3,500	$2.79	2d	12	1.18mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	23d	1	1.19mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	43d	1	1.19mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	3d	1	1.20mi
1928 Franklin Ave New Orleans, LA	2.0	2.5	2840	$2,500	$0.88	10d	1	1.21mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	43d	1	1.23mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   status $280,000 Pending 9 DOM
2. 2026-06-18
   days on market $280,000 Active 9 DOM
3. 2026-06-17
   days on market $280,000 Active 8 DOM
4. 2026-06-16
   days on market $280,000 Active 7 DOM
5. 2026-06-15
   days on market $280,000 Active 6 DOM
6. 2026-06-13
   days on market $280,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $280,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $4,650 · $388/mo
• Projected year-2 tax: $4,650 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,261
• − Mortgage interest: −$15,684
• − Property taxes: −$4,650
• − Insurance: −$2,198
• − Repairs & maintenance: −$3,141
• − Management: −$3,141
• − Depreciation: −$8,145
• Taxable income: $2,301
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $5,995/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Orleans Parish
• NCES district ID: 2201170
• Math proficiency: 11% ▼ -52.00%
• Reading proficiency: 27% ▼ -46.00%
• Median HH income: $37,011
• Composite: 15.78/100
• National rank: #9271
• State rank: #69 of 98 in LA

Livability — New Orleans

• Score: 81/100
• State rank: #3
• US rank: #1383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime C- Employment D Housing B- Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Orleans, LA
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+211.1% since first listed

16 events — show timeline

• 2026-06-09 Listed $280,000 AcadianaMLS
• 2026-06-09 Listed $280,000 GSREIN
• 2024-12-17 Price Changed $330,000 AcadianaMLS
• 2024-12-13 Price Changed $330,000 GSREIN
• 2024-09-13 Price Changed $350,000 GSREIN
• 2024-08-05 Price Changed $380,000 GSREIN
• 2024-07-10 Listed $350,000 AcadianaMLS
• 2011-08-23 Sold (MLS) $205,000 GSREIN
• 2011-03-03 Listed $195,000 GSREIN
• 2011-03-03 Listed $195,000 AcadianaMLS
• 2011-01-03 Listed $195,000 GSREIN
• 2011-01-03 Listed $195,000 AcadianaMLS
• 2010-07-09 Listed $195,000 GSREIN
• 2010-07-09 Listed $195,000 AcadianaMLS
• 2007-03-22 Sold (MLS) $90,000 GSREIN
• 2007-02-22 Listed $90,000 GSREIN

Property tax history

+3.9%/yr

Latest (2026): $4,650 · +1.1% YoY. Source: county tax records.